Unpacking the Essentials of Construction Delay Analysis: What You Need to Know?
Construction projects can typically be hindered by various issues, including those beyond the project team’s control. These delays can range from weather conditions to inadequate planning and result in financial losses when activities fail to meet their milestones within the proposed timeframes. A single day’s setback at a critical project stage could potentially put it off schedule and bring about financial repercussions.
Forensic delay analysis enables analysts to determine the source of delays and their impact on the project. If deemed necessary, a claim can be filed to seek recompense for any losses caused by construction delays. While there are multiple ways to assess delay, the appropriate approach depends on various factors such as contractual obligations, access to relevant data, the dispute’s size, and the dispute resolution method. DAC consulting delay analysis can help project teams determine the cause and extent of the delay and identify any potential losses.
Forensic Delay Analysis- What it is:
Forensic delay analysis is a method for identifying and quantifying the impact of events on a project schedule. A delay analysis report typically includes a calculation of the entire delay, details regarding activities that have been delayed, an explanation of why delays occurred, and an assessment of who is responsible for the impacts. By understanding these factors, contractors may be able to file claims to recoup losses resulting from construction delays.
Forensic delay analysis is invaluable for contractors and owners to assess their rights, liabilities, and entitlements in relation to delays. Contractors can use the analysis to request time extensions or compensation for unavoidable events or impacts. In contrast, owners can use it to support responses to contractor requests or liquidated damage claims related to when they can utilize the facility. A thorough investigation of the cause and assignment of responsibility is essential for any successful claim.
Types Of Delay Analysis:
Here are the four primary types of delays used in construction:
Impacted As-Planned
The impacted as-planned method is a useful tool in conducting forensic delay analysis. Impact activities, or “delay fragnets,” are inserted into the original baseline schedule to model the actual events that occurred during the project and their relation to planned activities. By running this modified schedule through scheduling software, it can be determined how the delay events have impacted the project completion date. One can use the impacted as-planned method of forensic delay analysis to compare the as-planned completion date to the actual date and determine the number of days of delay associated with the events. This approach has advantages, such as being relatively easy to conduct and understand without needing contemporaneous schedule updates or an as-built schedule. However, it is based on hypotheticals and does not consider any potential shifts in the critical path during the course of the project.
Collapsed As Built:
The collapsed as-built method is an alternate approach to forensic delay analysis which involves analyzing the as-built schedule to determine the completion date without the impacts. This is done by removing the impact activities from the schedule and rerunning it in scheduling software. The difference between the modeled completion date and the actual one provides a quantification of any delays encountered due to these events. The collapsed as-built method is convenient for conducting forensic delay analysis without needing an as-planned schedule or contemporaneous updates. However, this approach can be manipulated by altering the sequence and logic of activity deletions, resulting in a hypothetical “but-for” schedule that may not reflect how the contractor actually completed the work. Additionally, since it is modeled in nature, this schedule may not resemble reality.
As Planned Vs. As-Built:
The as-planned versus as-built method is a straightforward and observational approach to delay analysis. It involves making a sequential comparison between the planned and actual activities to identify variances such as late starts or extended durations. This can then be used to quantify any associated delays. The as-planned versus as-built method has several advantages, such as quick analysis, an easy-to-understand approach, and the use of very rudimentary schedules. This method works best on simple projects with short time periods and a critical path that stays consistent during the project. However, it can be challenging to account for a changing critical path during construction, which can affect the accuracy of the analysis.
Final Words:
Conducting an accurate delay analysis can be a daunting task, as it requires a thorough understanding of the events that occurred throughout the project and their impact on the completion date. It is important to remember that there is no single approach for conducting forensic delay analysis, but rather several options depending on the specific circumstances of each case. With a comprehensive understanding of the different approaches to delay analysis and their corresponding advantages and disadvantages, one can be confident they are completing an effective forensic delay analysis before submitting any claims.
